“The best investment on Earth is earth.” — Louis Glickman

Why Buy New Construction? Pros, Cons, and What to Expect

There’s something special about stepping into a brand-new home for the first time. The walls are fresh, the kitchen has never been cooked in, and the smell of “new” is everywhere. No one else has lived there—it’s yours from day one.

But behind the excitement of new construction homes, there’s also a learning curve. Over the years, working with families across Oregon, we’ve learned that not all builders are the same, not all contracts are simple, and not all incentives are created equal.

This blog will dive into the advantages, disadvantages, and surprises that come with buying new construction—along with some stories from our own experience negotiating deals (yes, even blinds included!).

The Advantages of Buying New Construction

Imagine unlocking your front door knowing that you are the very first person to step into that space. No scratches from previous owners, no repairs waiting to happen—it’s all new.

Why people love new builds:

• Everything is Brand New – From the roof to the refrigerator, you start with a clean slate.

• Energy Efficiency – Builders today are under pressure to meet higher standards. Better insulation, double-paned windows, and energy-efficient appliances often come included. Families we’ve helped have been amazed by how much they save on monthly utilities.

• Customization – Depending on the stage of construction, you may get to pick your finishes, paint colors, or even the type of countertops. For many, this is like designing a home without the hassle of starting from scratch.

• Builder Incentives – Here’s where it gets fun. Builders want to move inventory, and in this market they often offer closing cost assistance, interest rate buydowns, or “free” upgrades. One family we worked with walked away with upgraded flooring that would have cost thousands—simply because we knew how to ask.

The Disadvantages You Should Know

Now, let’s be real. New construction isn’t perfect.

Things you need to watch for:

• Location Trade-offs – Many new communities are built farther out. Yes, you get a beautiful new home, but you may also get a longer commute. We’ve had clients who fell in love with a home, only to realize it added 30 minutes to their drive.

• Construction Delays – It happens. Weather, labor shortages, or supply chain issues can push back your move-in date. We’ve seen homes scheduled for June deliveries pushed into September.

• Variation in Quality – Not all builders are equal. Some deliver premium finishes with solid craftsmanship. Others cut corners. Over the years, we’ve learned exactly which builders in Oregon consistently deliver, and which ones leave families frustrated with endless “punch lists” of repairs.

What to Expect in the Process

Here’s where things get tricky. Buying new construction means you’re often dealing with the builder’s contract—not the standard state real estate contract you’d see in a resale.

That contract? It’s written to protect the builder.

This is why it’s so important to have someone on your side who understands the details. We’ve sat with families staring at 30-page documents full of terms about timelines, warranties, and what happens if construction is delayed. Without guidance, it’s overwhelming.

We take the time to explain these terms in plain English (or Spanish), so our clients never feel lost.

And here’s something most buyers don’t know: the paperwork for new builds can vary a lot between builders. One builder might offer strong warranties, while another may leave big gaps. That difference could cost you peace of mind—or thousands of dollars.

The Hidden World of Incentives

One of the most exciting parts of buying new construction are the builder incentives.

Builders are motivated to sell, especially when they have a large inventory of homes. That’s when the perks start showing up:

• Closing cost credits

• Discounted upgrades

• Mortgage interest rate buydowns

• Free appliances or landscaping packages

Here’s a real example: We once worked with a family who had their eye on a home but felt the finishes were a little basic. Thanks to our relationship with the builder, we negotiated not only upgraded finishes but also blinds throughout the house—an expense that could have run thousands if purchased later.

That’s the power of experience and connections.

How Futura Realty Group Helps

After years of working with builders across Oregon, we’ve built relationships that matter. We know which companies deliver the best finishes, which ones will negotiate, and which ones to approach with caution.

Our clients often tell us: “We wouldn’t have known what to ask for.” And that’s exactly why having a guide matters.

We don’t just take you to a model home and let you sign paperwork—we stand beside you during negotiations, contracts, and walkthroughs. If there’s something extra to secure, we’ll fight for it.

Final Thoughts

Buying new construction is exciting—but it’s not without its challenges. Between unique contracts, varying builder quality, and incentive opportunities, it’s easy to miss out or feel overwhelmed.

But here’s the good news: You don’t have to go through it alone.

At Futura Realty Group, we’ve helped families navigate the world of new construction, securing better deals, smoother timelines, and extras they never thought possible. Our role isn’t just to help you buy a house—it’s to help you buy smarter, with confidence and peace of mind.

So if you’re considering new construction, let’s talk. We’ll help you avoid the pitfalls, grab the perks, and walk into a brand-new home that truly feels like yours.